730 W Olive · El Centro, CA 92243

$1,499,000

120 bd · 144.0 ba · 7,149 sqft · MultiFamily · 89 Days on market

Built 1963 0.40 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Prime Investment Opportunity in El Centro! Unlock the potential of these 12 income-generating units located in the heart of El Centro. This property features a mix of 10 one-bedroom, one-bath units and 2 studio apartments, all with excellent rental income potential. While the units require some work, they offer an exciting opportunity to increase their value and attract long-term tenants. With a desirable location and proximity to local amenities, this property is perfect for investors looking to make their mark in a vibrant community. Don't miss out on this opportunity to enhance your real estate portfolio.

Key facts

• Upgraded plumbing
• New kitchen cabinets
• New appliances

Tags

• UPGRADED PLUMBING
• UPGRADED ELECTRICAL SYSTEMS
• NEW ROOF
• NEW WINDOWS
• NEW KITCHEN CABINETS
• NEW APPLIANCES

Property features AI

Finance

• Other: Lot described as 0–1 unit per acre; Lot size source: public records; Elevation measured in feet; Property has no common walls between units
• Financial info: Total of 12 units; Gross scheduled income approximately $172,800; Gross income approximately $172,800; Net operating income approximately $172,800; One building; One separate water meter, one separate gas meter, one separate electric meter; Total building area approximately 7,149
• HOA & community: Suburban neighborhood

Exterior

• Parking:
• Security:
• Utilities: Public sewer; District/public water
• Home design: Two-story building; No accessory dwelling unit (ADU)
• Construction: Built year from public records
• Exterior features: No pool

Interior

• Kitchen:
• Bedrooms: Multiple 1-bedroom units (unit counts listed below)
• Flooring:
• Bathrooms: All units have one full bathroom
• Heating & cooling: Ductless cooling
• Interior features: Two-level layout; Entry on level 1
• Laundry & utility: On-site community laundry

What this means for you Summary

Snapshot

• This is a 10×1bd/1.0ba + 2×?bd/1.0ba units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $189/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.42M (5.4% below list).
• Recommended offer: $1.41M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.1% in El Centro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#214 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living D+, employment F.
• El Centro Elementary (urban): math 33% / reading 45% proficiency, ranked #803 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln Elementary (421 students, 86% FRL); Kennedy Middle (459 students, 88% FRL); Central Union High (math 21% / reading 63%, grade F, #472 of 1,170 statewide, top 42%, 1,957 students, 77% FRL).
• Market conditions: 122 active listings in the ZIP; 271 units permitted in Imperial County in 2024 (112 in 5+ unit buildings).
• At $14,186/mo this rent would consume 309% of the median local household income ($55k/yr) (locally 1683% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $45k of value loss. Plan a longer hold.
• Imperial County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $850k; list at $1.50M implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,409,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-99,484
• Equity at exit: $223,506

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $96,227
• Equity at exit: $129,606

Cash invested: $419,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92243

• Home prices YoY: -30.1%
• Active inventory: 122
• Price-to-rent: 105.7×

Monthly cashflow live

• Estimated rent: $14,186 high
• Mortgage (P&I): −$7,861
• Tax from tax record: −$459 /mo · $5,512/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,979
• Net cashflow: $2,262

Break-even live

Break-even rent $11,323

Max offer price $1,499,000

Occupancy floor 79%

Sensitivity live

Price	-10% $3,111	-5% $2,686	+0% $2,262	+5% $1,838	+10% $1,414
Rent	-10% $1,141	-5% $1,702	+0% $2,262	+5% $2,822	+10% $3,383
Rate	-1.0pp $3,017	-0.5pp $2,643	base $2,262	+0.5pp $1,874	+1.0pp $1,478

12-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$11,820
▸ 2× units	0	1	$2,364
Total (12 units)			$14,186

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $374,750
• Closing costs: $44,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-03
   days on market $1,499,000 Active 89 DOM
2. 2026-06-02
   days on market $1,499,000 Active 88 DOM
3. 2026-06-01
   days on market $1,499,000 Active 87 DOM
4. 2026-05-31
   days on market $1,499,000 Active 86 DOM
5. 2026-05-30
   days on market $1,499,000 Active 85 DOM
6. 2026-03-06
   listed $1,499,000 Active
7. 2025-08-05
   soldstatus $850,000 Closed 615-char remark

   Show marketing remark (615 chars)

   Prime Investment Opportunity in El Centro! Unlock the potential of these 12 income-generating units located in the heart of El Centro. This property features a mix of 10 one-bedroom, one-bath units and 2 studio apartments, all with excellent rental income potential. While the units require some work, they offer an exciting opportunity to increase their value and attract long-term tenants. With a desirable location and proximity to local amenities, this property is perfect for investors looking to make their mark in a vibrant community. Don't miss out on this opportunity to enhance your real estate portfolio.

8. 2025-08-05
   soldstatus $850,000

   Show marketing remark (615 chars)

   Prime Investment Opportunity in El Centro! Unlock the potential of these 12 income-generating units located in the heart of El Centro. This property features a mix of 10 one-bedroom, one-bath units and 2 studio apartments, all with excellent rental income potential. While the units require some work, they offer an exciting opportunity to increase their value and attract long-term tenants. With a desirable location and proximity to local amenities, this property is perfect for investors looking to make their mark in a vibrant community. Don't miss out on this opportunity to enhance your real estate portfolio.

9. 2025-06-16
   historical Active Under Contract 615-char remark

   Show marketing remark (615 chars)

   Prime Investment Opportunity in El Centro! Unlock the potential of these 12 income-generating units located in the heart of El Centro. This property features a mix of 10 one-bedroom, one-bath units and 2 studio apartments, all with excellent rental income potential. While the units require some work, they offer an exciting opportunity to increase their value and attract long-term tenants. With a desirable location and proximity to local amenities, this property is perfect for investors looking to make their mark in a vibrant community. Don't miss out on this opportunity to enhance your real estate portfolio.

10. 2025-06-08
    listed $749,900 Active 615-char remark

    Show marketing remark (615 chars)

    Prime Investment Opportunity in El Centro! Unlock the potential of these 12 income-generating units located in the heart of El Centro. This property features a mix of 10 one-bedroom, one-bath units and 2 studio apartments, all with excellent rental income potential. While the units require some work, they offer an exciting opportunity to increase their value and attract long-term tenants. With a desirable location and proximity to local amenities, this property is perfect for investors looking to make their mark in a vibrant community. Don't miss out on this opportunity to enhance your real estate portfolio.

11. 2004-01-05
    soldstatus $330,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $5,512 · $459/mo
• Projected year-2 tax: $11,392 · $949/mo
• Expected delta: +$5,880/yr (+$490/mo · 106.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $170,232
• − Mortgage interest: −$83,967
• − Property taxes: −$5,512
• − Insurance: −$7,495
• − Repairs & maintenance: −$13,619
• − Management: −$13,619
• − Depreciation: −$43,607
• Taxable income: $2,413
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $26,566/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: El Centro Elementary
• NCES district ID: 0612030
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $37,357
• Composite: 34.9/100
• National rank: #9987
• State rank: #803 of 1400 in CA

Livability — El Centro

• Score: 71/100
• State rank: #214
• US rank: #6804

Category grades

Amenities A+ Commute A+ Cost of living D+ Crime C+ Employment F Housing A+ Health & safety C User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Centro, CA
• County: Imperial County · 104,838 people
• City population: 49,069
• Metro: El Centro, CA
• Population (ZIP): 49,069
• Household income: $55,057
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1683.0

Population outlook (Imperial County) Hauer SSP2

• Today (2025): 186,713 people
• By 2030: 190,022 · +1.8%
• By 2040: 195,993 · +5.0%
• By 2050: 199,534 · +6.9%
• By 2075: 216,878 · +16.2%
• By 2100: 352,705 · +88.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 24% White 9% Black 4%
• Hispanic origin (detail): Mexican 81%
• Common ancestry: Lithuanian 1%
• Foreign-born: 29% · Canada
• Languages at home: 25% English-only · Spanish 74%

Political lean MEDSL · Imperial

• 2024 margin: Toss-up / Even · D 48.3% · R 49.1% · Other 2.6%
• 2008→2024 swing: -27.0pp toward R · 2008: 26.2pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+24.4 2016: D+41.1 2012: D+28.8 2008: D+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.41%
• Current HPI: 362.4044
• Rent YoY: —
• Metro: El Centro, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+354.2% since first listed

6 events — show timeline

• 2026-03-06 Listed $1,499,000 CRMLS
• 2025-08-05 Sold (Public Records) $850,000 Public Records
• 2025-08-05 Sold (MLS) $850,000 ICAOR
• 2025-06-16 Contingent — ICAOR
• 2025-06-08 Listed $749,900 ICAOR
• 2004-01-05 Sold (Public Records) $330,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $5,512 · +5.0% YoY. Source: county tax records.